I am in a contract race with another buyer for a property in Pontllanfraith. What can I do to expedite matters?

Where the seller is applying a tight deadline for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will make use of local connections and know-how. It is even conceivable that they may have transacted previoushomes in the same street. Therefore consider using a Pontllanfraith conveyancing lawyer. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is estimated that 18% of Pontllanfraith conveyancing deals are suspended or jeopardised after discovering a purchaser’s lawyer was not on their banks member panel. This can often result in the transaction being delayed by as much as three weeks. It is claimed that this issue affects approximately 100,000 home moves annually. Many Pontllanfraith conveyancing firms can not act for certain banks so do check as early as possible.

Are all Pontllanfraith Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?

A selection of banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

I currently have a mortgage with Nottingham for my property in Pontllanfraith. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Your original mortgage agreement with Nottingham will provide that you need their approval before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.

Completion of my purchase has taken place for my property in Pontllanfraith. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

4 months have gone by following my purchase conveyancing in Pontllanfraith took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build flat in Pontllanfraith. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pontllanfraith

Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Due to the guidance of my in-laws I had a survey completed on a house in Pontllanfraith ahead of retaining conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may not issue a mortgage on such a home.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pontllanfraith. Conveyancing may be slightly more expensive based on your lender's requirements.